165 Hudson Street (Spice Lofthouse)Recorded sales & closing prices
165 Hudson Street, New York, NY 10013
16 recorded transfers, 2004–2026. Sortable and searchable below.
Co-ops are normally measured by price per room, since square footage is not officially recorded for them. This building is shown in price per square foot because most of its sales carry documented footage, which makes the sharper measure the honest one here.
- Recorded transfers
- 16
- Date range
- 2004–2026
- Median $/sf
- $1,438
- Listing discount
- 6.1%
- Monthly carry/sf
- $1.06
- Price range
- $995K – $2.98M
Change in the building’s median $/sf over each window, adjusted to a floor-adjusted basis — standardized to the building’s average floor, so it reflects price rather than which floors happened to sell. (2022 marks the rate-shock inflection.) Like-for-like repeat-sale figures to follow.
165 Hudson trades as a Tribeca loft cooperative, which in this market means it is priced against loft condominiums it cannot fully match on flexibility and against prewar co-ops it comfortably beats on space. Fifteen apartments produce very thin transaction volume — the recorded share-transfer history since 2004 runs to roughly a sale a year — so building-average pricing is close to meaningless here. The right comparable set is loft cooperatives and condominiums of similar floor plate in North Tribeca, adjusted for the cooperative form.
Indexed to the last complete year, Tribeca loft product remains the top of the downtown market, and the cooperative structure at 165 Hudson trades at a discount to condominium loft product in the same blocks — the ordinary Manhattan co-op-to-condo spread, widened somewhat by the absence of a doorman and the small size of the building. Against that, the light underlying debt and the absence of any abatement burn-off cliff mean carrying costs here are unusually stable: there is no J-51 stepping down, no 421-a expiring, and no large mortgage waiting to reprice.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
The complete recorded-sale history for The Spice Lofthouse, after the cooperative corporation, compiled from NYC Department of Finance transfer records and verified listing data, then enriched apartment-by-apartment by The Roebling Team research desk. Across sales with a public asking price, the building carries a median listing discount of 6.1% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy here.
Price per square foot over time
9 sales with a known square footage, by closing date.
Recent closings
The building’s 10 most recent market sales.
| Date | Unit | Apartment | Price | $/sf | vs. Ask |
|---|---|---|---|---|---|
| May 18, 2026 | PHA | 1 BR · 2 BA | $2,720,000 | -17.1% | |
| Dec 12, 2025 | 3B | 2 BR · 1 BA | $1,700,000 | +9.7% | |
| Dec 4, 2023 | 2B | 2 BR · 1 BA · 1,200 sf | $1,725,000 | $1,438 | +0.0% |
| Aug 23, 2022 | 6PHC | $2,650,000 | — | ||
| Aug 19, 2022 | 3A | 2 BR · 1 BA | $1,800,000 | -7.7% | |
| Nov 29, 2021 | 2C | 2 BR · 2 BA · 1,650 sf | $1,960,000 | $1,188 | -18.0% |
| Nov 9, 2021 | PHA | 2 BR · 2 BA | $2,975,000 | -8.5% | |
| Oct 21, 2021 | 6PHA | $2,970,000 | — | ||
| Nov 28, 2016 | 2C | 2 BR · 2 BA · 1,650 sf | $2,000,000 | $1,212 | -20.0% |
| Jul 21, 2011 | 2C | 2 BR · 1,650 sf | $1,455,000 | $882 | -3.0% |
The retrade record
Lines that have changed hands more than once in the public record — the building’s appreciation arc, apartment by apartment.
Every recorded sale
Sort any column; filter by unit or keyword. Prices are the recorded transfer amount at the NYC Department of Finance. Every sale sits in one of three states: counted in the building’s medians and trend; shown but excluded as a non-arms-length or nominal transfer; or shown and ⚑ flagged for review — a possible duplicate filing or an extreme $/sf outlier, held out of the statistics pending manual verification rather than allowed to move them.
| Apartment | ||||||
|---|---|---|---|---|---|---|
| May 18, 2026 | PHA | 1 BR · 2 BA | — | $2,720,000 | — | -17.1% |
| Dec 12, 2025 | 3B | 2 BR · 1 BA | — | $1,700,000 | — | +9.7% |
| Dec 4, 2023 | 2B | 2 BR · 1 BA | 1,200 | $1,725,000 | $1,438 | +0.0% |
| Aug 23, 2022 | 6PHC | — | $2,650,000 | — | — | |
| Aug 19, 2022 | 3A | 2 BR · 1 BA | — | $1,800,000 | — | -7.7% |
| Nov 29, 2021 | 2C | 2 BR · 2 BA | 1,650 | $1,960,000 | $1,188 | -18.0% |
| Nov 9, 2021 | PHA | 2 BR · 2 BA | — | $2,975,000 | — | -8.5% |
| Oct 21, 2021 | 6PHA | — | $2,970,000 | — | — | |
| Jan 20, 2017 | 2B | 2 BRnon-market transfer (excluded from $/sf & trends) | 1,200 | $400,000 | — | — |
| Nov 28, 2016 | 2C | 2 BR · 2 BA | 1,650 | $2,000,000 | $1,212 | -20.0% |
| Jul 21, 2011 | 2C | 2 BR | 1,650 | $1,455,000 | $882 | -3.0% |
| Jan 20, 2011 | 2B | 2 BR | 1,200 | $995,000 | $829 | -7.4% |
| Aug 3, 2006 | 5A | 2 BR | 1,350 | $1,380,000 | $1,022 | -0.7% |
| May 5, 2006 | 3A | 2 BR | 1,400 | $1,287,000 | $919 | -4.7% |
| May 3, 2005 | 2C | 2 BR | 1,650 | $1,655,000 | $1,003 | +0.3% |
| Jun 29, 2004 | PH6A | 2 BR | 1,350 | $1,040,000 | $770 | — |
Sources, exclusions and how these figures are computed
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00219-0026) and verified listing data. Apartment-level facts (line, condition, asking-price context) curated and cross-verified by The Roebling Team research desk. Not all transactions cross-verify with ACRIS records — sponsor and LLC purchases sometimes record at stipulated values rather than market price; square footage on co-ops is not officially recorded, figures shown are approximate. Storage, parking, and commercial units are excluded from all figures. Floor- and line-level $/sf are time-controlled (each sale measured against the building’s going rate at the time of sale) and expressed at today’s pricing, so they isolate the floor or line premium rather than blend two decades of market movement.
Put this data to work.
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